Semi-Detached 2 sales on record

70 WESTFIELD LANE

KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JJ

£255,000

Location

Map view View on Google Maps View on OpenStreetMap Street View LS25 7JJ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Valley Road Birch Road	0.2 miles
Shop	William Hill	0.3 miles
Train station	East Garforth	1.6 miles
Hospital	Cancer Genetics Building	6.4 miles
University	Leeds Law School	7.3 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms (EPC estimate)

Floor area

71 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£255,000 Jan 2026

Price per m²

£3,592/m²

Local average

£247,506 (83 sales)

Street crime

67 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 04/07/2022

Current heating cost: £626/year

Potential heating cost: £595/year

Est. upgrade cost to C: £6,000

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	16/01/2026	£255,000	Semi-detached	+117%	£253,824 to February 2026	View transaction
Sold	19/05/2014	£117,500	Semi-detached	—	£209,558 to February 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
7 WINDSOR CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NU	£295,000	16/01/2026	Semi-detached
8 GREENFIELD VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PR	£235,000	19/12/2025	Semi-detached
68 OXFORD DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JD	£210,000	27/10/2023	Semi-detached
10 VALLEY MOUNT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DF	£196,950	24/08/2023	Semi-detached
5 WINDSOR CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NU	£220,000	21/07/2023	Semi-detached
5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX	£154,000	20/07/2023	Semi-detached
5 NURSERY CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7AD	£255,000	09/06/2023	Semi-detached
37 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA	£126,000	07/06/2023	Semi-detached
34 KEMPTON ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NS	£290,000	28/04/2023	Semi-detached
22 EARLSWOOD CRESCENT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JQ	£178,000	14/03/2023	Semi-detached
39 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA	£145,000	06/01/2023	Semi-detached
128 WESTFIELD LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7HU	£180,600	14/12/2022	Semi-detached
42 OXFORD DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JD	£235,500	10/11/2022	Semi-detached
25 VALLEY MOUNT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DF	£250,000	04/11/2022	Semi-detached
46 GOODWOOD AVENUE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7HR	£290,000	01/11/2022	Semi-detached
11 VALLEY ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DB	£210,000	30/09/2022	Semi-detached
5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX	£92,500	26/08/2022	Semi-detached
2 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX	£287,000	16/08/2022	Semi-detached
92 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA	£147,500	18/07/2022	Semi-detached
8 SOUTH RIDGE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NE	£162,000	15/07/2022	Semi-detached

Area average: £208,003 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 9.5%

10y growth 61.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Leeds. Series: Semi-detached. As of February 2026.

1y (index) 3.8%

5y (index) 23.2%

10y (index) 59.1%

Rental Range

Estimated market rent for Leeds. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,020/mo

Realistic £1,133/mo

Optimistic £1,246/mo

Based on Local Authority from postcode lookup → Leeds.

LHA (30th percentile) floor for Leeds: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 2-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Leeds Road, LS25	£850/mo	2	0.22 miles	OpenRent
2 Bed Flat, Cross Hills, LS25	£695/mo	2	0.27 miles	OpenRent
2 Bed Semi-Detached House, Birch Grove, LS25	£995/mo	2	0.29 miles	OpenRent
2 Bed Terraced House, West View, LS25	£995/mo	2	0.3 miles	OpenRent
2 Bed Flat, Cross Hills, LS25	£695/mo	2	0.31 miles	OpenRent
2 Bed End Terrace, Butt Hill, LS25	£785/mo	2	0.35 miles	OpenRent
2 Bed Terraced House, Tatefield Place, LS25	£925/mo	2	0.37 miles	OpenRent
2 Bed Terraced House, New Street, LS25	£795/mo	2	0.48 miles	OpenRent
2 Bed Terraced House, New Street, LS25	£850/mo	2	0.48 miles	OpenRent
2 Bed Terraced House, New Street, LS25	£850/mo	2	0.48 miles	OpenRent

Average rent: £844/mo (10 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 4%

Cost-to-rent ratio 25×

Monthly cashflow £-264/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	30
Shoplifting	8
Anti-social behaviour	5
Burglary	5
Public order	4
Vehicle crime	4
Other crime	3
Other theft	3
Drugs	2
Bicycle theft	1
Criminal damage and arson	1
Robbery	1
Total incidents	67

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Kippax Greenfield Primary School	Primary	0.2 miles	Good — 27 Apr 2023
Kippax Ash Tree Primary School	Primary	0.4 miles	Good — 24 Apr 2024
Kippax North Primary School	Primary	0.6 miles	Good — 9 Jul 2024
Brigshaw High School	Secondary	0.9 miles	Good — 10 Jun 2013
Great Preston VC CofE Primary School	Primary	1.0 miles	Good — 4 May 2018

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 70 WESTFIELD LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JJ

## Property details

- Slug: `6d47f4f` (address key hash: `6d47f4f54bcc5351556c6031d5f2bdbd5d35b9b6`)
- Postcode: LS25 7JJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms (EPC estimate): 2
- Floor area: 71 m²
- EPC rating: B
- Year built: England and Wales: 1950-1966
- Last sold: £255,000 Jan 2026
- Price per m²: £3,592/m²
- Local average: £247,506 (83 sales)
- Street crime: 67 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £255,000
- Date: 2026-01-16
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £626/year
- **Est. upgrade cost to C:** £6,000

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2114-9311-8182-3944-4926)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £255,000 | Semi-detached | +117% | £253,824 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-a890-591c-e063-4704a8c00c31) |
| Sold | 2014-05-19 | £117,500 | Semi-detached | — | £209,558 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/fd1953a4-af15-4f9f-b359-29a4b9745bf8) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 70 WESTFIELD LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JJ | £255,000 | 16/01/2026 | Semi-detached |
| 70 WESTFIELD LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JJ | £117,500 | 19/05/2014 | Semi-detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 WINDSOR CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NU | £295,000 | 16/01/2026 | Semi-detached |
| 8 GREENFIELD VIEW, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PR | £235,000 | 19/12/2025 | Semi-detached |
| 68 OXFORD DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JD | £210,000 | 27/10/2023 | Semi-detached |
| 10 VALLEY MOUNT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DF | £196,950 | 24/08/2023 | Semi-detached |
| 5 WINDSOR CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NU | £220,000 | 21/07/2023 | Semi-detached |
| 5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £154,000 | 20/07/2023 | Semi-detached |
| 5 NURSERY CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7AD | £255,000 | 09/06/2023 | Semi-detached |
| 37 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA | £126,000 | 07/06/2023 | Semi-detached |
| 34 KEMPTON ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NS | £290,000 | 28/04/2023 | Semi-detached |
| 22 EARLSWOOD CRESCENT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JQ | £178,000 | 14/03/2023 | Semi-detached |
| 39 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA | £145,000 | 06/01/2023 | Semi-detached |
| 128 WESTFIELD LANE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7HU | £180,600 | 14/12/2022 | Semi-detached |
| 42 OXFORD DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7JD | £235,500 | 10/11/2022 | Semi-detached |
| 25 VALLEY MOUNT, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DF | £250,000 | 04/11/2022 | Semi-detached |
| 46 GOODWOOD AVENUE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7HR | £290,000 | 01/11/2022 | Semi-detached |
| 11 VALLEY ROAD, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7DB | £210,000 | 30/09/2022 | Semi-detached |
| 5 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £92,500 | 26/08/2022 | Semi-detached |
| 2 GREENFIELD CLOSE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7PX | £287,000 | 16/08/2022 | Semi-detached |
| 92 THE DRIVE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NA | £147,500 | 18/07/2022 | Semi-detached |
| 8 SOUTH RIDGE, KIPPAX, LEEDS, WEST YORKSHIRE, LS25 7NE | £162,000 | 15/07/2022 | Semi-detached |

**Area average:** £208,003 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 9.5%
- **10y growth:** 61.5%

## House Price Index (HM Land Registry)

*Official index for Leeds; Semi-detached series; as of February 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 23.2%
- **10y growth (index):** 59.1%

## Rental Range

*ONS Price Index of Private Rents (Leeds). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,020/mo
- **Realistic:** £1,133/mo
- **Optimistic:** £1,246/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Leeds (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area, preferring 2-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Leeds Road, LS25 | £850/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Flat, Cross Hills, LS25 | £695/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Semi-Detached House, Birch Grove, LS25 | £995/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Terraced House, West View, LS25 | £995/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Cross Hills, LS25 | £695/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed End Terrace, Butt Hill, LS25 | £785/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Terraced House, Tatefield Place, LS25 | £925/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, New Street, LS25 | £795/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Terraced House, New Street, LS25 | £850/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Terraced House, New Street, LS25 | £850/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £844/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £850/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25×
- **Monthly cashflow:** £-264/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 30 |
| Shoplifting | 8 |
| Anti-social behaviour | 5 |
| Burglary | 5 |
| Public order | 4 |
| Vehicle crime | 4 |
| Other crime | 3 |
| Other theft | 3 |
| Drugs | 2 |
| Bicycle theft | 1 |
| Criminal damage and arson | 1 |
| Robbery | 1 |
| **Total incidents** | **67** |

*Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Kippax Greenfield Primary School | Primary | 0.2 miles | Good — 27 Apr 2023 |
| Kippax Ash Tree Primary School | Primary | 0.4 miles | Good — 24 Apr 2024 |
| Kippax North Primary School | Primary | 0.6 miles | Good — 9 Jul 2024 |
| Brigshaw High School | Secondary | 0.9 miles | Good — 10 Jun 2013 |
| Great Preston VC CofE Primary School | Primary | 1.0 miles | Good — 4 May 2018 |